Apply

Report

Pay

Houses in multiple occupation

A house in multiple occupation (HMO) is defined by the Housing Act 2004 as a building, or part of a building, that is occupied by persons who do not form a single household - in other words, are not family members.

For example:

A house or flat converted into three or more bedsits

A house or flat occupied by three or more friends, work colleagues or students

A house converted into self-contained flats where less than two thirds of the flats are owner occupied and the flats were not converted in accordance with the 1991 Building Regulations

Planning permission

Since April 2010, an application must be made for planning permission when converting a property into a House in Multiple Occupation (HMO) which will be occupied by more than 6 persons.

You can also revert back to a dwelling house without the need for an application.

Building Control approval

Approval will be required under Building Regulations for conversion of a building into a House in Multiple Occupation which will be occupied by more than 5 persons.

Licensing

Extended mandatory HMO licensing will apply from 1 October 2018 to all HMOs occupied by five or more persons forming more than one household. This is now regardless of the number of storeys to the building.

It is an offence to operate a House in Multiple Occupation which meets the licensable criteria without a licence.

Manager's duties

The Management of Houses in Multiple Occupation (HMO) Regulations 2006 apply to all HMOs.

These regulations impose duties on both managers and tenants to ensure that the property is maintained to a good standard.

Manager's duties

The manager must ensure that common parts, fixtures, fittings and appliances are well maintained, in good repair and clean condition.

This includes:

Water, gas and electricity supplies and drainage facilities

Appliances such as cookers, heaters and washing machines

Shared lighting and heating facilities, including hot water supplies

Shared toilets, baths, sinks and basins

Shared cooking, food storage and other installations

Staircases, handrails, halls and landings, including floor coverings

Windows and other means of ventilation

Outbuildings, paths, yards and garden areas

The manager must ensure that the living accommodation is well maintained. Each unit of living accommodation and any furniture supplied must be in a clean condition at the beginning of a tenancy. The internal structure of living accommodation and any fixtures, fittings or appliances supplied within it must be maintained in good repair and clean working order, subject to the tenant behaving in a tenant-like manner.

Safety Measures

The manager must take reasonable safety measures to ensure that:

tenants are protected from injury

any fire escapes are free from obstruction and in good order

the fire alarm system and any fire fighting equipment provided are maintained in good order

Supply and maintenance of gas and electricity

The supplies of gas or electricity must not be interrupted unless there is good reason

The latest Gas Safe appliance test certificate for the HMO must be supplied to the council within seven days of a written request

Every fixed electrical installation must be inspected and tested at intervals not exceeding five years by a person that is qualified to undertake such inspection and testing. A certificate specifying the results of the test must be obtained from the qualified person and supplied to the council within seven days of receiving a written request

Provision of information for tenants

A notice must be displayed in the HMO giving the name, address and telephone number of the manager so that residents have someone to contact.

Waste disposal facilities

An adequate number of bins for refuse disposal must be provided. The manager must make sure that rubbish does not accumulate and should arrange for the disposal of refuse and litter according to the services provided by the council.

Tenants' obligations

Tenants and occupiers should:

Take reasonable care to avoid damage and disrepair

Cooperate in a reasonable way with the property manager and provide information to allow them to carry out their duties

Comply with any reasonable arrangements made by the manager regarding means of escape from fire and refuse storage and disposal

Allow the manager access to bedrooms to carry out their duties when required